Typical GLA or Accessory Unit?

[ExplainDNA]

Hi,

I'm appraising a home (for FHA/HUD), a refi, and am debating what may or may not be a very important issue.

This home is an original 1096 Queen Anne/Cape COD in the central portion of Zion. Sometime in the past the previous owner built a large 16.5 X 40 foot addition, but it's not 'exactly' an addition (at least I don't think so). There are two portions of (now) enclosed porches that connect the original home's rear portion to the newer addition.

The enclosed porch areas are NOT heated, thus all doors between the 2 structures must remain shut in the winter, but not on nice days such as yesterday.

So, there's a huge portion of the home, the owner actually lives in this portion, that is attached to enclosed porches, but not to the original home, so what is the addition? Is it just part of the GLA or is it an accessory unit? Doesn't have a kitchen (it once illegally did, but Zion made the sellers tear it out during the foreclosure sale from 2016).

If that made sense I could use some insight, as I certainly don't want to mess with FHA, or any other dang thing, for that matter. Your thoughts are coveted.

Thanks in advance,

Dave...

 

[Sid Holderly]

I think it has to have a kitchen to be an accessory unit ?????. It will be a problem for FHA whichever way you go. Insulate and heat the connecting porch, then no problem?
For all, as one it has to be contiguous through heated and/or cooled space. What is the zoning and how does it restrict it, grandfathered? Subdivision restrictions?

I do not think you will find a good solution going through a government program. It is currently a house and extra finished area on a bottom-line item adjustment which you will have not comps for.

 

[ExplainDNA]

It’s zoned R-5, SFR, well over the 5,000 min. SF. And you’re right, it’s the lack of the kitchen that’s throwing me off. It HAD one, but Zion made them take it out prior to the last sale in 2016.

What’s really bad is that the last appraiser in 2016 also did it as FHA, and for this SAME client. He missed so much, too. Bad paint, GFCIs less than a foot from faucets, a bunch of stuff.

I don’t know who the client is going to be upset with more! I’ve called one of my best reviewer connections there for guidance.

 

[ExplainDNA]

Found this today, I think it’s spot on. The last appraiser got it wrong, but he got so much wrong it’s as if he didn’t really care all that much. I’m running with it:


Detached Rooms, Guest Cottages, Granny Units and Dwelling Units

According to the ANSI standards, finished areas which are not connected to the main residence by a finished hall or stairway must be listed separately. If you have to leave the house to get to the room, it’s not part of the finished floor area.

These detached living areas are called various things: “detached bedrooms,” “guest cottages,” “family care units (granny units),” “guest quarters” and “dwelling units.”

A detached bedroom is a separate structure containing one room only without a kitchen or bathroom. It must be designed for and intended to be used as a sleeping or living facility for family members. It must be used in conjunction with the main house which includes a kitchen and a bathroom. Detached bedrooms can’t be located farther than 150 feet from the main house and can’t exceed 500 square feet in floor area.

A guest cottage is like a detached bedroom with a bathroom, but no kitchen. It can’t exceed 640 square feet in floor area and must be a permanent structure, not a trailer or mobile home. It can’t have a kitchen, wet bar or any provision for appliances for the storage or preparation of food. It must be clearly subordinate and incidental to the main house. Guest cottages can’t be rental units. They must be used without compensation by guests of the occupants of the main house.

A family care unit (sometimes called a granny unit) is determined more by use than design. It is the temporary use of a building, structure or trailer to provide housing for the following.

 

[DTB]

Whatever one calls it, I'm pretty sure there are others in ZION. Might have to scrutinize the listings a bit but I KNOW they're out there!

 

[Mike Kennedy]

Might want to research this development

ILLINOIS 2020

1. Illinois Could Force Statewide Legislation of Accessory ...​

   www.planetizen.com › news › 2020/03/108623-illinois
   Mar 05, 2020 · Illinois Could Force Statewide Legislation of Accessory Dwelling Units. State legislation would preempt local governments that block the construction of accessory dwelling units, known locally as coach houses, to increase the supply of affordable housing options in the state. "A proposal before the Illinois General Assembly would overturn half a century of resistance to granny flats, coach houses and other 'accessory dwelling units,' paving the way for these lower-cost housing types to ...